I am in need of a conveyancer. Should I go for for an internet conveyancer as opposed to a local Sully conveyancing solicitor?
Generally conveyancing practitioners in your area will enjoy excellent alliances with your local authority, which could help with the Sully conveyancing searches that your conveyancer will require on your transaction. It also helps if they enjoy good rapport with the Land Registry covering your area Sully, other lawyers in the location and Sully property agents.
I'm purchasing my first flat in Sully with a mortgage from Clydesdale. The sellers would not budge the price so I negotiated £7000 of fixtures and fittings instead. The sale representative told me not disclose to my solicitor about this extras as it will adversely affect my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Sully is the location of the property. What do you suggest?
Flying freeholds in Sully are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Sully you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sully may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
How does the Landlord & Tenant Act 1954 affect my business offices in Sully and how can you help?
The 1954 Act gives security of tenure to business lessees, granting the a statutory right to make a request to court for a continuation of occupancy when the lease comes to an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act for protection and help with commercial conveyancing in Sully
I only have Seventy years unexpired on my lease in Sully. I am keen to get lease extension but my landlord is can not be found. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. However, you will be required to demonstrate that you or your lawyers have done all that could be expected to locate the freeholder. For most situations a specialist would be useful to try and locate and to produce a report which can be accepted by the court as evidence that the landlord is indeed missing. It is advisable to get professional help from a solicitor both on devolving into the landlord’s disappearance and the application to the County Court covering Sully.
I invested in buying a studio flat in Sully, conveyancing formalities finalised September 2011. Can you work out an approximate cost of a lease extension? Comparable flats in Sully with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 per annum. The lease comes to an end on 21st October 2079
With only 54 years remaining on your lease we estimate the premium for your lease extension to range between £32,300 and £37,400 as well as legals.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.
I am hoping to put an offer on a small detached house that seems to be perfect, at a great price which is making it more attractive. I have just found out that the title is leasehold rather than freehold. I would have thought that there are issues buying a house with a leasehold title in Sully. Conveyancing advisers have are about to be instructed. Will they explain the issues?
Most houses in Sully are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area can assist with the conveyancing process. We note that you are purchasing in Sully in which case you should be looking for a Sully conveyancing solicitor and be sure that they are used to transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a tenant you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example obtaining the landlord’spermission to carry out changes to the property. You may also be required to pay a maintenance charge towards the maintenance of the communal areas where the property is part of an estate. Your conveyancer will report to you on the legal implications.